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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Public hearing and consideration of a Rezoning for Castlegate Subdivision, consisting of 162.86 acres out of the Crowley Master Development Plan, from A-O, Agricultural Open to PDDH, Planned Development District - Housing, located on Greens Prairie Rd. west of the future intersection with HWY 40. (00-121) Applicant: Wallace Phillips Item Summary: The applicant is requesting to rezone the property to PDDH to allow for the modifications to the Subdivision Regulations and Zoning Ordinance requirements, which this district allows. The reason for the proposed modifications is to enable the development of a Woodlands type subdivision. The modifications listed on the attached concept plan are the result of a long- term collaboration between the developer, his design professionals and many City staff representing multiple departments. These modifications were presented to Council during a discussion of the Master Plan in 1998. Type of Use Proposed: The Land Use Plan shows the subject tract and surrounding areas as Single Family Residential. The property south of Greens Prairie Rd., which bounds this tract, is outside the City Limits. There is some residential usage in this area. The tract is surrounded on the north, west and east by vacant land that is part of the Crowley Master Development Plan that was approved by Council in December of 1998. This proposal is in compliance with that plan, with one exception. The Master Development Plan shows a minor collector connecting Castlegate Dr. to the future Highway 40. This section of road is also shown on the Thoroughfare Plan. Staff can support the removal of this road section. The conceptual street layout contains adequate collectors and residential streets to provide good circulation. Additionally, fewer intersections with Highway 40 allow for smoother traffic flow on what is intended to be a freeway on the Thoroughfare Plan. Item Background: This area was annexed in 1995. Soon after that, the developer began discussions with the City for the Master Development Plan. The Plan was originally approved by Council in 1997 and then modified in 1998. This is the first area of the plan to be implemented. J:\PZTEXT\PZ03383.DOC Page 1 of 4 Staff Recommendations: (Staff Comments in italics.) Section 7.25D of the Zoning Ordinance states that, "The form and content of the development plan shall be in sufficient detail to enable the Planning and Zoning Commission to evaluate the proposal and ascertain that it meets the following: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area. Residential development is in harmony with the planned and existing uses. 2. The proposal is in conformity with the policies and goals and ob*ectives of the Comprehensive Plan including all its elements and will be consistent with the intent and purpose of this section. Residential development is in consistent with the Comprehensive Plan. 3. The proposal will not adversely affect adjacent development. The public hearingg is the opportunity for the Commission to gauge the affect on adjacent"landowners. 4. Every dwelling unit has access to a public street directly or via a court, walkway or other public area or area owned by a homeowners association, but need not front on a public street. Adequate access is provided. 5. The provisions for parking spaces for all uses will be as established in Section 9 of this ordinance. Alternative parking standards may be allowed where the applicant provides evidence showing the alternative is acceptable to the City and meets the intent of Section 9. Limitations of on-street parking are being proposed, because of the reduced pavement widths being proposed. Individual residence parking will be in accordance with Section 9. Sections 7.25H and I of the Zoning Ordinance state; H. CONDITIONS OF APPROVAL: The Planning and Zoning Commission or City Council shall not approve a planned development if it finds that the proposed planned development: does not conform with applicable regulations and standards established by this ordinance; It does conform. 2. is not compatible with existing or permitted uses on abutting sites or with uses internal to the PDD, in terms of use, building height,.bulk and scale, density, setbacks and open spaces, landscaping, drainage, or access and circulation features, within the standards established by this section; It is compatible. 3. potentially creates unfavorable effects or impacts on other existing uses in the area or potential permitted uses in the area that cannot be mitigated by the provisions of this section- The public hearing is the opportunity for the Commission to gauge the impact on other uses in the area. 4. adversely affects the safety and convenience of vehicular and pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area; No adverse affects are anticipated. 5. fails to reasonably protect persons and property from erosion, flood or water damage, fire, noise, glare, and similar hazards or impacts; J:\PZTEXT\PZ03383.DOC Page 2 of 4 These issues will be addressed with platting and building permit issuance. 6. adversely affects traffic control or adjacent properties by inappropriate location, lihting, or types of signs; or No adverse affects are anticipated.' 7 will be detrimental to the public health safety, welfare, or materially injurious to properties or im rovemen~s in the vicinity, for reasons specifically articulated by the Commission or City Council. This would be for the Commission to determine. 8. does not generally comply with the policies adopted in the Comprehensive Plan of the City of College Station. It does comply. Unless otherwise specified in the approved development plan, the minimum requirements for each development shall be those stated in the Subdivision Regulations and the requirements of the most restrictive standard zonin district in which designated uses are permitted. Meritorious modification o1 these standards may be considered. Staff would like it clearly stated that for any area not specifically addressed by this concept plan, R-18 standards will apply. Unless the public hearing brings to light any detriment to or adverse affects on adjacent properties, Staff recommends approval of the rezoning with the condition that any requirements not specifically addressed in the attached modified standards default to R-18 zoning requirements. Related Advisory Board Recommendations: The Parks Board approved the proposed park areas on June 13th, 2000. The applicant intends to develop the parks and will return to the Parks Board for approval of the design specifications. The meeting minutes are attached. Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval of rezoning as submitted; 2. Recommend approval with physical conditions that will mitigate negative impacts; 3. Recommend a less intense zoning classification; 4. Recommend denial; 5. Table indefinitely; or, 6. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Park Board Minutes 5. Copy of Concept Plan with the proposed modified standards sheet J:\PZTEXT\PZ03383.DOC Page 3 of 4 INFRASTRUCTURE AND FACILITIES Water: Water capacity will be addressed at the time of Master Preliminary Plat for the entire Crowley Master Development Plan. The City is requesting that a 24-in waterline be installed along the proposed Highway 40. This will be the main line providing water service to the subject site. Oversize participation is anticipated for this line. Sewer: Sewer capacity will be addressed at the time of Master Preliminary Plat for the entire Crowley Master Development Plan. It is anticipated that the construction bid for the impact fee line that crosses the Crowley Master Development Plan will be awarded July 13th. The impact fee line will bring sewer service adjacent to the subject tract. Streets: Two minor collectors are shown on the Thoroughfare plan for the subject tract. The applicant has proposed removing one. Staff supports this removal. Off-site Easements: Will be determined with platting. Drainage: The Crowley Master Development Plan has proposed a regional drainage plan. The specifics for the subject tract will be determined through the platting process. Flood Plain: It appears that the rear portion of several lots will have floodplain on them. More specific information will be required at the time of platting. Oversize request: An oversize participation request is anticipated for the waterline that will serve the subject tract. Impact Fees: The subject area is within sewer impact fee area 97-01. The amount of the fee will be determined and assessed at the time of final platting. NOTIFICATION: Legal Notice Publication(s): The Eagle; 7-5-00 and 7-26-00 Advertised Commission Hearing Dates(s): 7-20-00 Advertised Council Hearing Dates: 8-10-00 Number of Notices Mailed to Property Owners Within 200': 1 Response Received: None as of date of staff report. J:\PZTEXT\PZ03383.DOC Page 4 of 4